Woodcliff Lake City Zoning Code
ARTICLE VIII
Special Office District S-O
§ 380-52 through § 380-56. (Reserved) [1]
[1]
Editor's Note: Former §§ 380-52, Permitted uses, 380-53, Dimensional requirements, 380-54, Ingress and egress, 380-55, Buffers, and 380-56, Off-street parking, were repealed 5-16-2022 by Ord. No. 22-06.
§ 380-57 Special Office District II (S-O II).
[Added 9-15-1997 by Ord. No. 97-3]
A.
Permitted uses. Within the Special Office District II (S-O II), no lot, tract or parcel of land shall be used and no building, structure shall be constructed, altered, erected or placed to be used for any purpose other than the following:
(1)
Administrative, executive or business offices, including professional uses and executive business training.
(2)
Child day-care centers.
(3)
Banks as accessory uses to an office building limited to 10,000 square feet. Drive-through facilities are permitted as a conditional use if the office building is located on a lot of five acres or more.
(4)
Specialized housing for the elderly or other persons in need of similar services, consisting of:
(a)
Nursing homes. An extended or long-term care residential facility with constant on-site health monitoring under medical supervision with rooms, meals, personal care and related services provided to the elderly or other persons in need of similar services who are incapacitated to a large extent.
(b)
Residential health care facility (RHCF). A residence usually occupied by the elderly or other persons in need of similar services that provides rooms, meals, personal care and health monitoring under the supervision of a professional nurse and that may provide other services such as recreational, social, cultural activities and transportation.
(c)
Intermediate care facility (ICF). A facility that provides on a regular basis personal care including dressing and eating, and health-related care and services to elderly people or other persons in need of similar services who require such assistance, but who do not require the degree of care and treatment that a hospital or skilled nursing home or residential health care facility provides.
(d)
Assisted living facilities. Residences for the elderly or other persons in need of similar services that provide rooms which may include semi-independent living quarters and the supervision of self-administered medication, as well as shared facilities for meals, recreational activities, personal care and transportation.
(5)
Elderly or senior day care. A facility which provides social and recreational activities, meals, entertainment and related services for the elderly or other persons in need of similar services on a daily basis without overnight accommodations. No medical services, other than the supervision of self-administered medication, are provided.
(7)
Health and fitness centers as accessory uses to an office building limited to 10,000 square feet for the exclusive use of employees of such office building.
(8)
Nonregional: United States Post Office limited to serving Woodcliff Lake.
B.
Dimensional requirements.
(1)
Each lot shall have a minimum area of 65,000 square feet.
(2)
Each lot shall have a minimum frontage at street line of 135 feet.
(3)
Each lot shall have a maximum building lot coverage of 30% and maximum total surface coverage of 80%.
(4)
No building exceeding 2 1/2 stories or 36 feet in height shall be erected on any lot, except that, if a building shall be built on a slope, that portion of the building or structure on the lowest natural grade of the slope may be 48 feet in height, including all roof appurtenances of every kind and nature (notwithstanding the definition of building height), and provided that the roof at that portion of the building structure at the lowest grade does not stand any higher than the height of the roof at that portion of the building or structure at the highest grade. All roofs shall be free of appurtenances, towers, equipment, stacks, shaft extensions and the like and shall have no accessory structures thereon other than pumping vents, cupolas, stair and elevator towers, fresh air supply and exhaust, all properly screened, it being the intention of this provision to prevent obstruction of view, light and air.
(6)
Building setbacks shall be at least 50 feet from the right-of-way line.
C.
Buffers. Buffers shall be provided pursuant to the requirements set forth in § 380-80 of this chapter.
D.
Off-street parking. Off-street parking in all nonresidential zones shall be provided pursuant to the requirements set forth in Chapter 292, Site Plan Review, of the Code of the Borough of Woodcliff Lake and § 380-78 of this chapter, provided that such parking shall be pursuant to a permitted use in the district.
§ 380-57.1 Age-Restricted Housing Overlay-2 District (ARHO-2).
[Added 8-4-2018 by Ord. No. 18-11]
A.
Intent. The intent of this overlay zone is to permit the development of age-restricted multiunit housing project on a portion of the SO II Special Office District in addition to the underlying uses permitted in the Special Office II District. The portion of the SO II District for which the overlay district applies is designated on the Tax Maps as Lot 4 in Block 402.
B.
Permitted uses. Within the Age-Restricted Housing Overlay-2 District (ARHO-2), no lot, tract or parcel of land shall be used and no building structure shall be constructed, altered, erected or placed to be used for any purpose other than the following:
(1)
Any principal or accessory use permitted in the Special Office II District.
(2)
Age-restricted multiunit housing units, as defined in this chapter, are principal permitted uses.
(3)
Accessory uses and structures associated with age-restricted multiunit housing, which shall include but not be limited to parking, patios, swimming pools, recreational uses and buildings, refuse enclosures, directional and identification signs, and utility and retaining structures.
(4)
Temporary structures, such as trailers and buildings associated with the initial construction of improvements on the site and the marketing of units, are permitted, subject to Planning Board approval, provided that such items shall be removed no later than 60 days from the completion of construction.
C.
Dimensional requirements. The dimensional requirements applicable to the SO II District shall apply to all nonresidential (SOII District) uses permitted in the ARHO-2 District. Age-restricted housing shall comply with the following dimensional requirements:
(1)
Each lot shall have a minimum size of five acres and a minimum frontage of 500 feet on a county road.
(2)
The maximum residential density shall be 20 dwelling units per acre and the maximum number of dwelling units in the ARHO-2 District shall be 100 units.
(3)
The maximum building coverage shall be 35% of the lot area.
(4)
The maximum surface coverage shall be 50% of the lot area. The provisions of § 380-10 of this chapter shall apply in computing lot area for the purpose of calculating maximum surface coverage.
(5)
The maximum building height shall be 36 feet and three stories. If parking may be provided beneath the building fully below grade and not constitute a story for the purpose of determining the maximum number of permitted stories.
(6)
The minimum building setback shall be measured from the foundation wall and shall be a minimum of 70 feet from the front property line parallel to Chestnut Ridge Road. A minimum building setback of 50 feet shall be provided along the side and rear property lines.
(7)
The minimum parking standards for both the dimensions and the number of spaces as well as driveways and other site improvements shall be in accordance with the New Jersey Residential Site Improvement Standards, N.J.A.C. 5:21-1 et seq.
(8)
The following schedule of area, yard, setback and bulk requirements shall apply to age-restricted multiunit housing development in the ARHO-2 District and supplements the Borough's existing Limiting Schedule[1] for all zoning districts.
[1]
Editor's Note: Said schedule is included at the end of this chapter.
(9)
There shall be a minimum of one garage parking space per unit provided for residents in the age-restricted multiunit development.
(10)
There shall be common area parking for both guests and residents totaling at least 0.25 space per unit.
(11)
There shall be an active and/or passive recreational feature included in the development, such as an outdoor pool, community center or garden and sitting area.
D.
Site plan and building guidelines. Age-restricted multiunit development in the ARHO-2 District shall also comply with the following requirements:
(1)
Landscape buffer. A landscaped buffer shall be provided along the site's perimeter; 35 feet in width along the entire Chestnut Ridge Road frontage and 25 feet along the side and rear property lines. The buffer shall be planted with grass, perennial and annual flowering plants, deciduous and evergreen trees, shrubs and all other landscape material and treatments as required by the Planning Board and Shade Tree Committee. No retaining walls shall be located within the buffer. Site identifying signage and driveways perpendicular to the buffer may encroach into the buffer.
(2)
Signage. One two-sided freestanding identification sign shall be permitted, having a maximum sign panel area of 30 square feet (excluding the base of the sign and the monument on which the sign is located), a maximum height of seven feet and a minimum setback from any property line of 15 feet. Additionally, directional and informational signs shall be permitted along internal driveways and near building entrances, subject to site plan approval.
(3)
Sidewalks. Sidewalks shall be provided along the frontage of all public streets upon which the property fronts.
(4)
Mechanical equipment. Any rooftop mechanical equipment shall be concealed within the roof of the building so it is not visible from Chestnut Ridge Road. Any ground-mounted mechanical equipment shall be screened appropriately.
(5)
Architectural design guidelines.
(a)
Primary materials for buildings shall be brick, wood, HardiePlank panels or similar fiber cement siding, stone, precast and cast stone and manufactured stone, and glass.
(b)
No more than three different primary materials shall be used on each building facade. Within the primary materials, variations in colors, texture and pattern may be employed to further break up the mass or bulk of a building.
(c)
The architectural treatment of the front facade shall be continued in its major features around all visibly exposed sides of a building.
(d)
Fenestration shall be architecturally compatible with the style, materials, colors and details of the building.
(e)
Windows shall be vertically proportioned. All entrances to a building shall be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticoes, porches, overhangs, railings, etc.
(f)
All rooftop mechanical equipment, inclusive of solar equipment, shall be screened from view from all vantage points at grade or below the roof.
(g)
Buildings shall avoid long, monotonous, uninterrupted walls or roof planes.
(h)
Building wall offsets, including projections such as canopies and recesses may also be used in order to add architectural interest and variety and to relieve the visual effect of a simple, long wall.
(i)
In the case of a pitched roof, roofline offsets, dormers or gables shall be provided in order to provide architectural interest and variety to the massing of a building and to relieve the effect of a single, long roof.
(6)
Affordable housing requirements. If the residential units are rental, 15% of the units shall be reserved for affordable households. If the units are for-sale, 20% of the units shall be reserved for affordable households. The affordable units shall have a minimum thirty-year deed restriction. Any such affordable units shall comply with the Uniform Housing Affordability Controls (UHAC), applicable COAH affordable housing regulations, the Fair Housing Act, any applicable order of the court, and other applicable laws. The units shall meet the bedroom distribution required by UHAC. The units shall meet the low-/moderate-income split required by the Uniform Housing Affordability Controls and provide at least 13% of the units as very-low-income units as mandated by the Fair Housing Act. The developer shall be responsible for retaining a qualified administrative agent at the developer's sole cost and expense for the lifetime of the deed restriction. This shall include the initial rental/sale of the unit and the ongoing compliance. The developer shall utilize the Borough's administrative agent or a Borough-approved equivalent. The affordable units shall be age-restricted units.